What will your home really cost?
The price in an ad is only the base price. Add GST, Karnataka stamp duty and registration, parking, clubhouse and deposits to see the full amount you'll pay, and how much you need beyond the bank loan.
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= ₹1.20 Crsq.ft
Construction status
Affordable rate applies only up to ₹45 L with carpet area up to 60 sq.m (645 sq.ft).
Builder charges typical Bengaluru figures – edit to match your cost sheet
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Estimated all-in cost₹1.50 Cr₹30.21 L (25.2%) above the base price · ₹10,014/sq.ft all-in
BaseBuilder chargesGSTStamp & reg.Deposits
| Base price | ₹1,20,00,000 |
|---|---|
| Car parking | ₹4,00,000 |
| Clubhouse | ₹2,50,000 |
| BESCOM, BWSSB & infra | ₹3,75,000 |
| Agreement value | ₹1,30,25,000 |
| GST (5%) | ₹6,51,250 |
| Stamp duty (5%) | ₹6,51,250 |
| Cess 10% + surcharge 2% on stamp duty | ₹78,150 |
| Registration fee (2%) | ₹2,60,500 |
| Advance maintenance (24 mo) | ₹1,80,000 |
| Corpus fund | ₹1,50,000 |
| Legal & documentation | ₹25,000 |
| Total all-in cost | ₹1,50,21,150 |
Bank loan (up to 80% of agreement value)₹1,04,20,000
Your own funds needed₹46,01,150
Estimate only. Karnataka rates as of Oct 2026: stamp duty 2% / 3% / 5% (up to ₹20 L / ₹45 L / above) plus 10% cess and 2% surcharge, registration 2%. Stamp duty is charged on the agreement or guidance value, whichever is higher. Builder charges vary by project.
How the all-in cost adds up
- Agreement value
- Base price plus floor rise, car parking, clubhouse and BESCOM/BWSSB/infrastructure charges. This is what GST, stamp duty and registration are calculated on.
- GST
- 5% on under-construction homes, 1% on affordable homes (up to ₹45 L and 60 sq.m carpet in metro cities), and nil on ready homes that already have an Occupancy Certificate.
- Stamp duty
- In Karnataka: 2% up to ₹20 L, 3% from ₹21 L to ₹45 L and 5% above ₹45 L, with a 10% cess and 2% surcharge on the duty in urban areas, so about 5.6% for most Bengaluru apartments.
- Registration fee
- 2% of the property value. Karnataka raised it from 1% to 2% on 31 August 2025.
- Deposits
- Advance maintenance (usually 12–24 months), a one-time corpus fund and legal charges, collected by the builder near handover.
Ways buyers save
- Ask whether car parking and clubhouse are included in the launch price; many launch offers waive one.
- Ready-to-move homes with an OC carry no GST.
- Banks lend on the agreement value, not on stamp duty and registration, so plan those from your own funds.
- Group Buy deals and pre-launch prices can cut the base price, which lowers every tax calculated on it.